4122 Mallow St Unit A · Houston, TX 77051

$540,999

8 bd · 6.0 ba · 3,688 sqft · MultiFamily public records · 532 Days on market

Built 2021 6,612 sqft lot $147/sqft · at area comps Est $531k · at est.

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

JUST REDUCED!!! Motivaded seller!!! Very nice two-story, duplex. Four bedrooms, three full bathrooms each. Two master bedrooms, one downstairs with master bath, and one upstairs with master bath as well. Granite countertops, all appliances included, stainless steel. Washer and dryer, beautiful floor plan. Fully fenced. Please call or text for more information. Perfect for two families who want to live close together or as an investment property. Don’t miss this once in a lifetime opportunity!!

Key facts

• Two master bedrooms
• Granite countertops
• Beautiful floor plan

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TWO MASTER BEDROOMS
• BEAUTIFUL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/3.0-bath units multifamily listed at $541k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative. Per door: $-108/mo.
• To cash-flow at today's rent, offer at most $503k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $472k (12.7% below list).
• Recommended offer: $472k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 312 active listings in the ZIP; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,724/mo this rent would consume 152% of the median local household income ($37k/yr) (locally 1446% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $54k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 532 days — a 12% lower offer ($476k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $472,400 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 532 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (median comp): $531,215
• List price: $540,999
• Delta: 1.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4353 Clover St	0.29mi	8/6.0	3,360 (-9%)	4mo	$570,000	$170	68
4505 Phlox St	0.42mi	8/6.0	3,360 (-9%)	6mo	$555,000	$165	60
4640 Knoxville St Unit A	0.71mi	8/4.0	3,824 (+4%)	6mo	$399,000	$104	48
4216 Sterling St Unit A/B	0.62mi	8/—	3,406 (-8%)	21mo	$560,000	$164	40
4629 Phlox St Unit A/B	0.57mi	8/2.0	3,824 (+4%)	19mo	$399,000	$104	35
4650 Phlox St	0.61mi	9/4.0 (+1)	3,186 (-14%)	14mo	$389,000	$122	24
8665 Duane St Unit A/B	0.68mi	8/2.0	3,400 (-8%)	23mo	$540,000	$159	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.91×
• Total profit: $289,645
• Equity at exit: $487,375

10-year hold

• IRR: 21.5%
• Equity multiple: 6.83×
• Total profit: $882,841
• Equity at exit: $1,051,042

Cash invested: $151,480 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $4,724 high
• Mortgage (P&I): −$2,837
• Tax from tax record: −$886 /mo · $10,626/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$992
• Net cashflow: $-216

Break-even live

Break-even rent $4,997

Max offer price $502,838

Occupancy floor 100%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	3	$4,724
Total (2 units)			$4,724

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $135,250
• Closing costs: $16,230
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $540,999 Active 532 DOM
2. 2026-06-17
   days on market $540,999 Active 531 DOM
3. 2026-06-16
   days on market $540,999 Active 530 DOM
4. 2026-06-15
   days on market $540,999 Active 529 DOM
5. 2026-06-13
   days on market $540,999 Active 527 DOM
6. 2026-06-10
   days on market $540,999 Active 523 DOM
7. 2026-06-08
   days on market $540,999 Active 522 DOM
8. 2026-06-07
   remarks 574-char remark
9. 2026-06-07
   days on market $540,999 Active 521 DOM
10. 2026-06-04
    days on market $540,999 Active 518 DOM
11. 2026-06-01
    days on market $540,999 Active 515 DOM
12. 2026-05-31
    days on market $540,999 Active 514 DOM
13. 2026-04-30
    price $540,999 507-char remark

    Show marketing remark (507 chars)

    JUST REDUCED!!! Motivaded seller!!! Very nice two-story, duplex. Four bedrooms, three full bathrooms each. Two master bedrooms, one downstairs with master bath, and one upstairs with master bath as well. Granite countertops, all appliances included, stainless steel. Washer and dryer, beautiful floor plan. Fully fenced. Please call or text for more information. Perfect for two families who want to live close together or as an investment property. Don’t miss this once in a lifetime opportunity!!

14. 2025-12-16
    price $549,999 507-char remark

    Show marketing remark (507 chars)

    JUST REDUCED!!! Motivaded seller!!! Very nice two-story, duplex. Four bedrooms, three full bathrooms each. Two master bedrooms, one downstairs with master bath, and one upstairs with master bath as well. Granite countertops, all appliances included, stainless steel. Washer and dryer, beautiful floor plan. Fully fenced. Please call or text for more information. Perfect for two families who want to live close together or as an investment property. Don’t miss this once in a lifetime opportunity!!

15. 2025-05-09
    price $585,000 507-char remark

    Show marketing remark (507 chars)

    JUST REDUCED!!! Motivaded seller!!! Very nice two-story, duplex. Four bedrooms, three full bathrooms each. Two master bedrooms, one downstairs with master bath, and one upstairs with master bath as well. Granite countertops, all appliances included, stainless steel. Washer and dryer, beautiful floor plan. Fully fenced. Please call or text for more information. Perfect for two families who want to live close together or as an investment property. Don’t miss this once in a lifetime opportunity!!

16. 2025-05-03
    price $600,000 507-char remark

    Show marketing remark (507 chars)

    JUST REDUCED!!! Motivaded seller!!! Very nice two-story, duplex. Four bedrooms, three full bathrooms each. Two master bedrooms, one downstairs with master bath, and one upstairs with master bath as well. Granite countertops, all appliances included, stainless steel. Washer and dryer, beautiful floor plan. Fully fenced. Please call or text for more information. Perfect for two families who want to live close together or as an investment property. Don’t miss this once in a lifetime opportunity!!

17. 2025-01-02
    listed $620,000 Active 507-char remark

    Show marketing remark (507 chars)

    JUST REDUCED!!! Motivaded seller!!! Very nice two-story, duplex. Four bedrooms, three full bathrooms each. Two master bedrooms, one downstairs with master bath, and one upstairs with master bath as well. Granite countertops, all appliances included, stainless steel. Washer and dryer, beautiful floor plan. Fully fenced. Please call or text for more information. Perfect for two families who want to live close together or as an investment property. Don’t miss this once in a lifetime opportunity!!

18. 2023-10-22
    historical $2,000
19. 2023-10-21
    price $2,000
20. 2023-09-09
    price $2,199
21. 2018-02-26
    soldstatus
22. 2017-01-10
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $10,626 · $886/mo
• Projected year-2 tax: $10,626 · $886/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,688
• − Mortgage interest: −$30,304
• − Property taxes: −$10,626
• − Insurance: −$2,705
• − Repairs & maintenance: −$4,535
• − Management: −$4,535
• − Depreciation: −$15,738
• Taxable loss: −$11,756
• Est. tax savings @ 24.0%: +$2,821
• After-tax cash flow: $229/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+24502.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $540,999 HARMLS
• 2025-12-16 Price Changed $549,999 HARMLS
• 2025-05-09 Price Changed $585,000 HARMLS
• 2025-05-03 Price Changed $600,000 HARMLS
• 2025-01-02 Listed $620,000 HARMLS
• 2023-10-22 Rental Removed $2,000 HARMLS
• 2023-10-21 Price Changed $2,000 HARMLS
• 2023-09-09 Price Changed $2,199 HARMLS
• 2018-02-26 Sold (Public Records) — Public Records
• 2017-01-10 Sold (Public Records) — Public Records

Property tax history

+15.0%/yr

Latest (2025): $10,626 · -1.9% YoY. Source: county tax records.